Bangalore master plan: Everything you need to know

[ecis2016.org] Bengaluru’s master plan has been withdrawn and the BDA is working on a revised plan. Here’s all you need to know about the Bangalore Master Plan 2031

Bengaluru is one of the fastest-growing cities in India and a global IT destination, where people from across the world come to work. As a result, there is a constant need for better infrastructure. However, the Bangalore Master Plan 2031, the regulatory document that was supposed to guide urban development, is still pending with the Bengaluru Development Authority (BDA). The draft was notified in 2017 and was revised recently, to include public suggestions. However, in July 2020, the BDA withdrew the draft and decided to rework it, to integrate the demands from experts. Now, the Authority has also sought fresh suggestions from the public to prepare a Revised Master Plan (RMP) 2031, for the city.

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BDA Master Plan 2031: Key highlights

* It was in May 2019, when the Bangalore Metro Rail Corporation Limited (BMRCL) came out with a transit-oriented development (TOD) policy, which was at odds with the Draft Master Plan 2031. The revised master plan will take the TOD approach, which means there will be dense, mixed land use development along the transit corridors, such as bus hubs and suburban rail corridors.

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* If and when the TOD policy is integrated into the master plan of Bengaluru, it will also impact the zoning regulations in the city, especially along the metro corridors. There will be ‘Impact Zones’, where high density, mixed-land-use developments will be within five to 10 minutes’ walking distance from the mass transit corridors.

* There are chances that the premium floor area ratio (FAR) in the Bengaluru Master Plan 2031 will be set to five, which will allow construction of tall commercial and mixed-land-use projects along the transit corridors.

* The draft master plan has proposed large buffer zones around lakes and drains. However, the Supreme Court struck down this order, which was mandated by the National Green Tribunal (NGT). Now, the revised master plan may not have such conditions.

* There is an ongoing debate on whether the elevated corridor projects will be included in the revised master plan, following public resentment regarding land acquisition for the projects.

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* Commercialisation will be discouraged in areas falling within the limits of the Outer Ring Road (Zone A). Infrastructure is likely to be upgraded in areas falling outside the ORR (Zone B). Areas in Zone C will be further improved, for better economic returns for farmers. This was one of the major proposals of the Draft Master Plan 2031, which is most likely to be shelved, as other planning authorities are rooting for infrastructure upgrades in the core areas, rather than to spread it beyond the city limits.

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* There were a number of objections received from the public, which mostly includes following points:

1. Demarcation of zones as residential, commercial and agricultural. This was highly opposed by property owners across the city.
2. Inclusion of private property in its 12 heritage zones was strongly opposed.
3. NGT regulation of buffer zones around lakes were called out to be very stringent.
4. Property owners asked for more FAR, which would have given them more space for the construction.
5. No public comments or suggestions were included in the revised draft and no clarification was given by the BDA over why these were ignored.

6. The draft did not evaluate the previous master plan and analyse why parts of RMP 2015 were not implemented.

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